However given the unique circumstances we have to get hard money for 3-4 days to close adding the assigned to the note with the original contract holder.  

I don't have statistics but previously each room was hearing ~30 cases an hour, now it seems like less than ten meaning you will quite possibly have evictions spread out if you have multiple.4) Covid-19 makes it unique, seating every 6 feet with a checker board pattern in the court room.I expect every Ohio County especially in our major cities of Cleveland, Cincinnati, Columbus, etc will have their own interpretation with some variety...same with Detroit, Indianapolis, Fort Wayne. 

.  ;(   But us investors will be uniquely situated to help these sellers who will be stuck with too much debt to get through a listed sale. 

Laser focus on what does work combined with action and constant adjustment to correct course along the way. 

@James E.Seems like you are doing the work of your CPA...I hope you are getting a discount on his services by doing your own research.In short - there are time limits of being able to take advantage of section 121 exclusion...however there are exceptions to the time limits in which case you may be able to claim partial exclusion.Your situation is unique since you and your wife both appear to have separate houses that qualified for section 121.

You have to choose the combination that works best for you.

You're also forgetting CapEx, I figure 15% combined with repairs. 

Let's assume that annual expenses on the property are $15k, everything combined.

I also don’t want to exclude potentially the best contractor in the area and one who might go over the top to ensure that we get the best of everything since he has a unique relationship with our family (there are not a large number of recommended contractors in our area).

My option to pay off debt first is my own combination of Dave Ramsey advice mixed with the knowledge of BP.